3 Herbert Rise, Herbert Road, Co. Wicklow, A98 XV70
19 homes sold nearby. See what they went for — and what to bid on this one.
€1,075,000 · 4 Bed · 4 Bath · 256m² · Detached
Market Position
Below Typical Sale Prices
At €1,075,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
19 closed sales nearby · 12mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €1,075,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €53,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,075,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€53,750
That's what overbidding by just 5% on a €1,075,000 home costs you — before interest.
A €19 check before a €1,075,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 9.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
19
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Airmont, Herbert Rd, Bray, Wicklow | 2025-10-10 | 144m² | |
| Glenlucan Lodge, Glenlucan Court, Bray, Wicklow | 2025-06-11 | 226m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER C1 Investment: The C1 BER rating suggests potential for energy efficiency upgrades; a move to a B2 rating could cost €8,000-€12,000 and potentially add €15,000-€20,000 to property value.
Spacious Footprint: At 256.0m², this property offers ample living space, which is a significant advantage given the 4 bedrooms and 4 bathrooms, suggesting good internal configuration for a family.
Upgrade Opportunity: While the BER is C1, focusing on enhancing insulation and heating systems could reduce annual energy costs from an estimated €1,600-€2,000 (for C1) to €1,000-€1,400 (for B-rated properties), representing annual savings of €600-€1,000.
Hypothesis: The current BER C1, while not ideal, presents a clear opportunity for value enhancement through targeted energy efficiency upgrades, which could significantly improve its market appeal and long-term operational costs, especially if neighbouring properties have similar or lower BER ratings.
Amenities
Connectivity Hub: The area is served by Dublin Bus routes 45A and 185, providing direct links to Bray town centre and Shankill, while the DART station in Bray (approx. 3km) offers further commuter access to Dublin city.
Local Amenities Richness: Proximity to Bray town centre offers a wide array of shopping, including Dunnes Stores and Tesco, alongside numerous cafes like The Coffee Shop and restaurants such as Platform Pizza, enhancing daily convenience.
Green Space Access: Residents can enjoy nearby natural amenities such as the popular Killruddery Estate & Gardens (approx. 2km) and the scenic Bray Promenade, offering excellent opportunities for outdoor recreation and family activities.
Hypothesis: The location's strong connection to coastal amenities and the nearby bustling Bray town center, combined with developing infrastructure projects in the wider Wicklow area, could lead to increased demand and value appreciation for properties offering good access to both transport and leisure facilities.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.